25 Kentucky Sreet St · Wheeling, WV 26003

$92,999

2 bd · 2.0 ba · 1,877 sqft · MultiFamily public records · 102 Days on market

Built 1915 2,614 sqft lot $50/sqft · 40% above area Est $66k · 40% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This home is in compliance with current safety codes and is ready for occupancy 2 BEAUTIFULLY UPDATED UNITS The duplex is fully renovated featuring new windows, furnace, flooring & carpet. 1st floor: Bright & sunny filled with a spacious bedroom, cozy living room, large eat-in kitchen, convenient 1st floor laundry & bath. 2nd Floor: Light-filled living area, versatile 2-room bedroom setup, eat in kitchen with a washing & dryer and a full bath. Outside you'll find a brand new treated staircase leading to the private entrance of the 2nd floor, a fenced yard and a we; ;-kept neighborhood with attractive homes all around. Seller is motivated, flexible and open to offers!

Key facts

• 2,614 sq ft lot
• Built 1915
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $93k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $570/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 4.3% in Wheeling — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 277 students, 0% FRL); Triadelphia Middle School (math 34% / reading 56%, grade D, #9 of 109 statewide, top 7%, 390 students, 0% FRL); Wheeling Park High School (math 27% / reading 57%, grade F, #14 of 110 statewide, top 16%, 1,490 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 228 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $93k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,629 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.98% ✓
• Cap rate: 26.94%
• Cash-on-cash: 73.74%
• DSCR: 4.28
• GRM: 2.8

CMA / ARV

• ARV (median comp): $66,385
• List price: $92,999
• Delta: 64.19%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217*** North Huron St	0.07mi	3/2.0 (+1)	2,040 (+9%)	4mo	$90,000	$44	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 50.7%
• Equity multiple: 3.22×
• Total profit: $57,889
• Equity at exit: $13,866

10-year hold

• IRR: 56.2%
• Equity multiple: 6.58×
• Total profit: $145,400
• Equity at exit: $8,041

Cash invested: $26,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 228
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,771 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$39
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $1,140

Break-even live

Break-even rent $1,328

Max offer price $92,999

Occupancy floor 54%

Sensitivity live

Price	-10% $1,192	-5% $1,166	+0% $1,140	+5% $1,113	+10% $1,087
Rent	-10% $921	-5% $1,030	+0% $1,140	+5% $1,249	+10% $1,359
Rate	-1.0pp $1,186	-0.5pp $1,163	base $1,140	+0.5pp $1,116	+1.0pp $1,091

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,770
Total (2 units)			$2,771

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   pricedays on market $92,999 Active 102 DOM
2. 2026-06-19
   days on market $109,000 Active 100 DOM
3. 2026-06-18
   days on market $109,000 Active 99 DOM
4. 2026-06-17
   days on market $109,000 Active 98 DOM
5. 2026-06-16
   days on market $109,000 Active 97 DOM
6. 2026-06-15
   days on market $109,000 Active 96 DOM
7. 2026-06-14
   days on market $109,000 Active 94 DOM
8. 2026-06-12
   days on market $109,000 Active 93 DOM
9. 2026-06-09
   days on market $109,000 Active 90 DOM
10. 2026-06-08
    days on market $109,000 Active 89 DOM
11. 2026-06-07
    days on market $109,000 Active 88 DOM
12. 2026-06-05
    days on market $109,000 Active 85 DOM
13. 2026-06-03
    days on market $109,000 Active 84 DOM
14. 2026-06-02
    days on market $109,000 Active 83 DOM
15. 2026-06-01
    days on market $109,000 Active 82 DOM
16. 2026-05-31
    days on market $109,000 Active 81 DOM
17. 2026-05-30
    days on market $109,000 Active 80 DOM
18. 2026-04-24
    price $109,000 701-char remark

    Show marketing remark (701 chars)

    This home is in compliance with current safety codes and is ready for occupancy 2 BEAUTIFULLY UPDATED UNITS The duplex is fully renovated featuring new windows, furnace, flooring & carpet. 1st floor: Bright & sunny filled with a spacious bedroom, cozy living room, large eat-in kitchen, convenient 1st floor laundry & bath. 2nd Floor: Light-filled living area, versatile 2-room bedroom setup, eat in kitchen with a washing & dryer and a full bath. Outside you'll find a brand new treated staircase leading to the private entrance of the 2nd floor, a fenced yard and a we; ;-kept neighborhood with attractive homes all around. Seller is motivated, flexible and open to offers!

19. 2026-04-15
    price $118,000 701-char remark

    Show marketing remark (701 chars)

    This home is in compliance with current safety codes and is ready for occupancy 2 BEAUTIFULLY UPDATED UNITS The duplex is fully renovated featuring new windows, furnace, flooring & carpet. 1st floor: Bright & sunny filled with a spacious bedroom, cozy living room, large eat-in kitchen, convenient 1st floor laundry & bath. 2nd Floor: Light-filled living area, versatile 2-room bedroom setup, eat in kitchen with a washing & dryer and a full bath. Outside you'll find a brand new treated staircase leading to the private entrance of the 2nd floor, a fenced yard and a we; ;-kept neighborhood with attractive homes all around. Seller is motivated, flexible and open to offers!

20. 2026-03-11
    listed $128,000 Active 701-char remark

    Show marketing remark (701 chars)

    This home is in compliance with current safety codes and is ready for occupancy 2 BEAUTIFULLY UPDATED UNITS The duplex is fully renovated featuring new windows, furnace, flooring & carpet. 1st floor: Bright & sunny filled with a spacious bedroom, cozy living room, large eat-in kitchen, convenient 1st floor laundry & bath. 2nd Floor: Light-filled living area, versatile 2-room bedroom setup, eat in kitchen with a washing & dryer and a full bath. Outside you'll find a brand new treated staircase leading to the private entrance of the 2nd floor, a fenced yard and a we; ;-kept neighborhood with attractive homes all around. Seller is motivated, flexible and open to offers!

21. 2026-02-10
    price $128,000
22. 2025-10-23
    price $134,830
23. 2023-11-27
    soldstatus $40,000
24. 2023-11-22
    soldstatus $40,000
25. 2023-10-04
    listed $43,000
26. 2023-02-07
    soldstatus $41,000
27. 2023-02-07
    soldstatus $41,000
28. 2022-12-16
    listed $44,900
29. 2018-04-04
    soldstatus $29,000
30. 1975-08-13
    soldstatus $14,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $751 · $63/mo
• Projected year-2 tax: $751 · $63/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,252
• − Mortgage interest: −$5,209
• − Property taxes: −$751
• − Insurance: −$5,990
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − Depreciation: −$2,705
• Taxable income: $13,276
• Est. tax owed @ 24.0%: −$3,186
• After-tax cash flow: $10,489/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+651.7% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $109,000 WBOR
• 2026-04-15 Price Changed $118,000 WBOR
• 2026-03-11 Listed $128,000 WBOR
• 2026-02-10 Price Changed $128,000 WBOR
• 2025-10-23 Price Changed $134,830 WBOR
• 2023-11-27 Sold (Public Records) $40,000 Public Records
• 2023-11-22 Sold (MLS) $40,000 WBOR
• 2023-10-04 Listed $43,000 WBOR
• 2023-02-07 Sold (Public Records) $41,000 Public Records
• 2023-02-07 Sold (MLS) $41,000 WBOR
• 2022-12-16 Listed $44,900 WBOR
• 2018-04-04 Sold (Public Records) $29,000 Public Records
• 1975-08-13 Sold (Public Records) $14,500 Public Records

Property tax history

+16.0%/yr

Latest (2025): $751 · -11.4% YoY. Source: county tax records.